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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Manufacturing properties
183 Perinton Pkwy, Fairport, NY 14450-9104
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-1991250
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1996
Total area
8,052 SF
Lot
5 ac (217,800 SF)
Zoning code
INDUSTRIAL
APN
264489 154.03-1-30
UPID
US63-1991250
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
USA Insulation of Rochester General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$685k
CAP Approach
CAP
$555k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$680k
Owner & transaction history
170 Bennington LLC · 3 yrs held
170 Bennington LLC
since 2022
Last sale
$675,000
2 recorded transactions
Zoning & alternative use
INDUSTRIAL · Fairport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$945,000
+242.8%
Auto repair, garage
$915,000
+231.0%
Office building
$725,000
+162.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fairport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairport submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$690,000
ML approach
$685,000
CAP Approach
CAP Return
Estimation
6%
$600,000
6.5%
$555,000
7%
$515,000
Alternative Use
Use
Estimation
RESTAURANT
$945,000
Change: +243% · Conversion: Difficult
AUTO REPAIR, GARAGE
$915,000
Change: +231% · Conversion: Easy
OFFICE BUILDING
$725,000
Change: +163% · Conversion: Difficult
COMMERCIAL (GENERAL)
$580,000
Change: +110% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$560,000
Change: +103% · Conversion: Difficult
WAREHOUSE, STORAGE
$430,000
Change: +56% · Conversion: Easy
Blend value · Realmo final
$680k
Range $612k – $748k · ±10% · vs last sale $675k (Dec 30 2022)
Last sale anchor
$675k
Dec 30 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$84 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$349,000
Assessed 2023
Previous assessed
$349,000
+0.0% YoY
Assessed land
$154,000
Assessed improvement
$195,000
Land market value
$216,880
Improvement market value
$274,620
Total market value
$491,500
Applied tax rate
264,401.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1996
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
8,052 SF
Lot
5 ac (217,800 SF)
Zoning code
INDUSTRIAL
APN
264489 154.03-1-30
UPID
US63-1991250
Jurisdiction
MONROE
Zoning & alternative use
INDUSTRIAL · Fairport, NY
Zoning INDUSTRIAL · permitted uses
INDUSTRIAL · Fairport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$945,000
AUTO REPAIR, GARAGE
Est. value
$915,000
OFFICE BUILDING
Est. value
$725,000
COMMERCIAL (GENERAL)
Est. value
$580,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$560,000
WAREHOUSE, STORAGE
Est. value
$430,000
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5 ac
Current owner
From public records · entity-resolved
170 Bennington LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3576 S BENZING RD, ORCHARD PARK, NY 14127-1703
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2022
$675,000
170 Bennington LLC
Real Steele LLC
Bargain And Sale Deed
—
Oct 27, 2022
$600,000
Real Steele LLC
Debra A Perry
Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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